Harrowden Road, Inverness, Highland

Summary

St Ann's House, a distinguished guest house in a serene area of Inverness near the city centre, offers an exceptional acquisition opportunity. Featuring 6 well-appointed letting rooms and expansive accommodations for owners and guests, this property enjoys consistent year-round trade. The current owners have meticulously upgraded the property, ensuring it is ready for new proprietors to begin operations immediately. With a strong market presence as an ideal base for tourists and business travellers, St Ann's House has successfully cultivated a loyal clientele and repeat business.

Situation

The house is ideally located for guests travelling to Inverness. The A82, the main tourist route to Loch Ness, the West Coast and Fort William passes the end of Harrowden Road and there is easy access to the A9, the main road to the north and south of the city. The coach and rail stations are 15 minutes walk from the house with the airport, and its international routes, 8 miles away. Harrowden Road is a pleasant residential location consisting of a number of
large traditional Victorian stone properties in addition to smaller bungalows and townhouses. Harrowden Road offers a prime trading location with a number of guest houses and bed and
breakfast establishments operating successfully in the area. Inverness is recognised as being one of the fastest growing cities in Europe with an excellent business base rooted in its tourism and service industries. The city is one of the hubs of Scotland’s growing tourism market with year round international trade.

The Business

St Ann’s House is a distinguished guest house renowned for its exceptional quality in accommodation, food, and attentive service, as evidenced by glowing online reviews and a loyal clientele. The property features 6 impeccably maintained letting rooms (5 ensuite and 1 with a private bathroom), all benefiting from a comprehensive refurbishment and maintenance program.

Guests can unwind in the separate residents’ lounge, complete with a cosy gas re, perfect for planning excursions or relaxing after a day of exploring the region. The spacious and airy dining room, offering stunning views of the magnificent gardens, comfortably accommodates all guests at individual tables. There is significant potential to expand the business by offering evening meals, with the dining room capable of seating at least 20 covers. Additionally, the guest house has previously held a drinks license and includes a small bar within the dining room.

The prime trading season in Inverness spans from Easter to late October, during which the business operates at near full capacity, with steady trade throughout the rest of the year, particularly during Christmas, New Year, and various festivals, conferences, and events increasingly hosted by Inverness City. This substantial and charming Victorian guest house exudes a warm and friendly atmosphere, complemented by excellent customer service, facilities, and décor. It presents a comfortable lifestyle and income opportunity, with ample prospects for further development of this high-quality establishment. This substantial property, tastefully extended at the rear, spans two floors and offers a blend of original features and modern amenities.